**Document:** Transport Statement **Application:** 26/00262/C — Additional use of existing dwellinghouse (Class 3.3) as offices (Class 2.1) associated with the botanic garden project **Decision:** **Decision Date:** **Parish:** Santon **Document Type:** report / transport_assessment **Source:** https://planningportal.im/a/130820-santon-the-old-mill/documents/1594225 --- # Transport Statement Client Name: Botanical Operations Ltd Project Title: Old Mill, Port Grenhaugh, Santon IM4 1HF SLR Project No.: 410.067424.00002 19 March 2026 Revision: 02 RE: DEVELOPMENT AT OLD MILL: TRANSPORT STATEMENT ### 1.0 Introduction 1.1 SLR have been appointed by Botanical Operations Ltd to provide highways advice in support of a planning application for development at Old Mill, Port Grenhaugh located off Harbour Road, Santon, IM4 1HF. The site location is given in Figure 1. Figure 1 Site Location ![Aerial satellite map showing a rural site location marked with a red star near 'The Old Mill' and 'Ballachrink Farm'.](https://images.planningportal.im/2026/04/7304569.jpg) 1.2 The Old Mill is an existing building which was formerly a water mill but has relatively recently been converted to a dwelling. The property benefits from a Garage and Parking Areas for approximately 8 parking spaces. 1.3 The general highway layout at the Old Mill is given in Figure 2. Figure 2 Harbour Road Highway Layout ## 2.0 Proposed Development 2.1 Proposed is the additional use of the property for use as offices associated with the botanic gardens. This is similar to the facilities which were approved at Ballachrink Farmhouse and Ballavale Barns and is the latest application for repurposing an existing building to accommodate the evolving nature of the botanical garden project. 2.2 The proposal does not involve any change to the building, and it is proposed to retain the residential use in the event that the project requires residential accommodation here more than it requires the office use. The proposed layout is shown overleaf in Dwg A_001. 2.3 The creation of the botanic garden itself is a substantial project which has commenced and is subject to numerous planning permissions and ongoing planning applications. 2.4 As the botanic gardens are evolving, there are increasing numbers of people who provide daily services to the project and who require to be on or near the site. The operation is currently recruiting professional and technical staff thus increasing the amount of liaison in which the workforce has to engage. ![A photograph showing a stone building situated next to a narrow road in a rural, wooded area.](https://images.planningportal.im/2026/04/7304570.jpg) Client Name: Botanical Operations Ltd Project Title: Old Mill, Port Grenhaugh, Santon IM4 1HF 19 March 2026 SLR Project No.: 410.067424.00002 - 2.5 It is not proposed that there will be any visitors or customers calling to the site and those working here would be based here with trips to the botanic garden site to discuss proposals, oversee work and liaise with others working at the site. - 2.6 Whilst there would be additional people coming to and from the site and parking therein, there is sufficient car parking and manoeuvring space within the site to accommodate this. - 2.7 The site can accommodate enough parking to provide a parking space for everyone anticipated to work here - estimated to be 8 persons. - 3.0 Highway Considerations - 3.1 Given the description above, the amount of traffic movements here will be limited as staff will arrive in the morning and leave at night with any interim visits to the botanic garden site encouraged to be on foot or bicycle. - 3.2 Harbour Road itself carries very low levels of traffic, it is winding in alignment and narrow with a gradient down towards the coast. Given its geometry, traffic travels slowly along its route and generally in the middle of the carriageway as there are no footways and at times the verge edges encroach into the highway. There is sufficient width for vehicles to pass each other slowly along its route. - 3.3 The site currently benefits from two ‘Direct Accesses’ onto Harbour Road and these provide access to the parking areas. It is not proposed to change these access arrangements. - 3.4 From on-site observations the visibility at these accesses is limited due to the presence of the Old Mill itself and the roadside leylandii hedges/trees. However, as with the current activity, drivers emerge slowly onto Harbour Road to a point where they have a clear view of the carriageway before driving out onto it which can happen in a safe manner due to the low traffic speeds and low traffic volumes. - 3.5 We have shown overleaf in Dwg 410.067817.00001_PD01 Rev B the visibility of the road for a driver emerging. The edge of carriageway is not defined as vehicles do not drive right up the edge and this verge or unused area is indicated by the green dashed lines on the plan. We have shown a 25m visibility splay for a driver looking to view a car approaching and this is taken to practical point where a car is visible. Kamishin Kamishin Notes: vpeu ipaurrotscostlanoedonsa u yoensi lnr.rn w cTtnstitnltisdag shoi en irfidd voeync.n iadlitis nnigiW ile thi - 1. - 2. 2.0 x 25m Visibility Splays to Effective Centreline of Carriageway Waterfall CAR4 CAR3 CAR2 CAR1 The Old Mill CAR6 CAR5 R A C |EXISTING VERGE ON ROADSIDE & ADJACENT TO THE OLD MILL| |---| |Direct Accesses with 1m x 1m Entry Splays| |---| Waterfall B 2 5 CAR4 CAR3 CAR2 CAR1 CAR6 CAR5 The Old Mill R A C B 2 5 The Granary . . . . . REV. DETAILS DRAWN CHECKED DATE CLIENT: Botanical Operations Ltd PROJECT: The Old Mill, Port Grenaugh DRAWING TITLE: General Arrangement & Visibility Splays SCALES: 1:500 at A3 DRAWN: CHECKED: WD The Granary DATE: DR 11.03.26 - 0 SCALE (m) 2.5 5 10 15 - 1:500 DRAWING NUMBER: REVISION: 410.067817.00001_PD01 B NOTE: THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN SLR CONSULTING 14.9m 14.9m IT MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR PRIOR WRITTEN CONSENT. Client Name: Botanical Operations Ltd Project Title: Old Mill, Port Grenhaugh, Santon IM4 1HF 19 March 2026 SLR Project No.: 410.067424.00002 - 4.0 Conclusion - 4.1 The Old Mill benefits from existing Direct Accesses onto Harbour Road and currently benefits from space for around 8 cars. Harbour Road carries low numbers of traffic movements, and due to its geometry and conditions, operates at low traffic speeds. - 4.2 The proposed development will attract only limited numbers of cars to the site and access on foot and cycle will be encouraged for those transferring to the Botanic Gardens. - 4.3 The current accesses have limited visibility onto Harbour Road due to the presence of the Old Mill itself and roadside hedges and trees. However, given the low traffic speeds, drivers would emerge slowly onto Harbour Road to a point where they have a clear view of the carriageway before driving out onto it. This can happen in a safe manner due to the low traffic speeds and low traffic volumes. - 4.4 Therefore, we can state that the development of Old Mill and the highway arrangements will operate safely and so the proposal is therefore not considered to conflict with the DoI Transport Policies TP4 and TP7. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/130820-santon-the-old-mill/documents/1594225*